This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
2-bedroom, 1-bathroom apartment of 75 m² on the 1st floor, built in 1960, energy rating C. Located Águas Livres parish, Amadora municipality, Lisbon district. Unobstructed view of Monsanto and proximity to public transport make this apartment a potential investment opportunity despite its need for significant renovations.
The valuation. The asking price of €280,000 is €11,561 (4.3%) above the fair value of €268,439, suggesting the property is fairly priced overall. Buyers can expect a competitive market, with slight room for negotiation.
Fair value modelled at €268,439 from 6 comparable sales in the area. Asking €280,000 sits €11,561 (4.3%) above — overpriced versus fair value.
Asking €280,000 versus the Águas Livres, Amadora, Lisbon area baseline of €280,128 (€3,735/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 38/100 is below the parish average, reducing fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €280,128, adjusted for condition and micro-location, gives a modelled fair value of €268,439 (€3,579/m²), a €11,561 (4.3%) gap versus the €280,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| Águas Livres · f5eb49 | Subject | €280,000 | €3,733 | — | 32 | 66 |
| avenida Conde de Oeiras S / N | Active | €330,000 | €3,587 | 3.9% | 40 | 77 |
| Mina de Água · 6d5393 | Active | €245,000 | €3,267 | 12.5% | 42 | 70 |
| avenida Dom João V, 46 | Active | €230,000 | €2,875 | 23.0% | — | 82 |
| rua do Poder, 11 | Active | €250,000 | €3,571 | 4.3% | 40 | 76 |
| Median comp | €247,500 | €3,419 | 8.4% | 40 | 77 |
Long-term rental The property in Águas Livres presents a gross yield of 3.9%, suggesting it can generate stable cash flow through long-term rentals. With the current valuation at €280,000 and a fair value of €268,439, this investment aligns closely with the market expectations. Family rental Given the suburban setting within the Lisbon metropolitan area, this 2-bedroom apartment is well-positioned for family rentals, catering to the needs of larger households. While rated 66/100 for neighborhood quality, it meets many accessibility and amenity requirements for families. Buy-and-hold Investing in this property for the long-term may yield moderate capital appreciation, reflecting the stable nature of the local market. However, the property's condition rating of 38/100 indicates that maintenance and additional investment may be necessary to enhance its overall value over time.
Economic Vulnerability The economic stability score of 74 indicates a relatively strong economy, but the tenant stability score of 65 suggests potential challenges in tenant retention or demand, posing a risk of fluctuating rental income.
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Comparables, condition and location workings, yield and time-to-sell. Written up and emailed to you.
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